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Stamp Duty Calculator

UK Stamp Duty Calculator 2025

Stamp Duty Calculator

See how much tax you’ll pay when buying your property

Calculation Results

Enter a property price to calculate stamp duty

* This calculator is for residential properties in England and Northern Ireland. Different rates apply in Scotland (LBTT) and Wales (LTT). This is for guidance only and should not be considered as tax advice.

What Does the Stamp Duty Calculator Cover?

Our calculator provides a detailed breakdown of SDLT based on

Purchase Price

The total price of the property.

Buyer Type

First-time buyer, home mover, or additional property buyer.

Non-UK Residency

Includes surcharges applicable for non-UK residents.

Timing

Calculates SDLT for purchases pre-April 2026 and post-April 2026.

How Is Stamp Duty Calculated?

Stamp Duty Land Tax (SDLT) is calculated in bands, with different rates applied to portions of the property price. Here’s an accurate breakdown for residential properties
01

Residential Properties

  • Until 31 March 2026:
  • 0%: Up to £250,000
  • 5%: £250,001 to £925,000
  • 10%: £925,001 to £1.5 million
  • 12%: Over £1.5 million
  • From 1 April 2026:
  • 0%: Up to £125,000
  • 5%: £250,001 to £925,000
  • 10%: £925,001 to £1.5 million
  • 12%: Over £1.5 million
02

First-Time Buyers

  • Until 31 March 2026:
  • 0%: Up to £425,000 for properties priced up to £625,000
  • 5%: £425,001 to £625,000
  • No relief for properties over £625,000
  • From 1 April 2026:
  • 0%: Up to £300,000 for properties priced up to £500,000
  • 5%: £300,001 to £500,000
  • No relief for properties over £500,000

Example Scenarios

  • First-Time Buyer
  • Purchase Price: £300,000
  • 0% SDLT on the first £425,000 (first-time buyer relief).
  • Total SDLT Payable: £0
  • Non-UK Resident Buyer (Pre-April 2026)
  • Purchase Price: £500,000
  • 2% Surcharge on £500,000 = £10,000.
  • Standard SDLT: £15,000.
  • Total SDLT Payable: £25,000
  • Additional Property Buyer
  • Purchase Price: £400,000
  • 0% SDLT on the first £250,000.
  • 5% SDLT on £150,000 = £7,500.
  • 5% Surcharge on £400,000 = £20,000.
  • Total SDLT Payable: £27,500

How to Use the Calculator

Enter the Property Price

Provide the purchase price of the property.

Select Buyer Type

Choose if you’re a first-time buyer, home mover, or additional property buyer.

Non-UK Resident Status

Indicate if you’re a non-UK resident to include the surcharge.

Set Timing

Specify whether the purchase is pre-April 2026 or post-April 2026 to ensure accurate calculations.

Why Use a Stamp Duty Calculator?

Plan Your Finances

Understand the exact SDLT you’ll pay before committing to a property purchase.

Save Time

Avoid the complexity of manual calculations and get accurate results instantly.

Stay Updated

The calculator is regularly updated to reflect changes in SDLT rules, including post-April 2026 adjustments.

Disclaimer

Auction Finance provides mortgage advice only and is not authorised to offer tax advice. Please consult a qualified tax advisor for guidance specific to your SDLT liability.

0208 143 7779

Frequently Asked Questions

Yes, it calculates the 2% surcharge for pre-2026 purchases and anticipates post-2026 updates

This calculator is designed for residential properties. For commercial SDLT, consult a tax expert.

SDLT must be paid within 14 days of completing the property transaction.

Shared ownership purchases may have unique SDLT rules. Consult your solicitor for specific guidance.

Yes, the calculator applies first-time buyer relief where eligible.